City of Surrey PLANNING & DEVELOPMENT REPORT File: 7911-0033-00 Planning Report Date: April 23, 2012 PROPOSAL: Rezoning from RA to RF in order to allow subdivision into 2 single family lots. LOCATION: OWNER: ZONING: OCP DESIGNATION: NCP DESIGNATION: 14941-68 Avenue Cory D Smith and Jacquiline Smith RA Urban Urban Single Family Residential
Staff Report to Council File: 7911-0033-00 Planning & Development Report Page 2 RECOMMENDATION SUMMARY By-law Introduction and set date for Public Hearing for Rezoning. DEVIATION FROM PLANS, POLICIES OR REGULATIONS None. RATIONALE OF RECOMMENDATION Complies with OCP Designation. Complies with the East Newton South NCP Designation. The proposal is consistent with the development pattern established in the surrounding area.
Staff Report to Council File: 7911-0033-00 Planning & Development Report Page 3 RECOMMENDATION The Planning & Development Department recommends that: 1. a By-law be introduced to rezone the subject property from One Acre Residential Zone (RA) (By-law No. 12000) to Single Family Residential Zone (RF) (By-law No. 12000) and a date be set for Public Hearing. 2. Council instruct staff to resolve the following issues prior to final adoption: (a) (b) (c) (d) (e) ensure that all engineering requirements and issues including restrictive covenants, dedications, and rights-of-way where necessary, are addressed to the satisfaction of the General Manager, Engineering; submission of a subdivision layout to the satisfaction of the Approving Officer; submission of a finalized tree survey and a statement regarding tree preservation to the satisfaction of the City Landscape Architect; registration of a Section 219 Restrictive Covenant to ensure tree and root zone protection on proposed Lots 1 and 2; and registration of a Section 219 Restrictive Covenant to ensure the lane access requirement for future subdivision of Lot 1. REFERRALS Engineering: School District: The Engineering Department has no objection to the project subject to the completion of Engineering servicing requirements as outlined in Appendix III. Projected number of students from this development: 1 Elementary students at T. E. Scott Elementary School 0 Secondary students at Frank Hurt Secondary School The applicant has advised that the dwelling units in this project are expected to be constructed and ready for occupancy by June 2013. (Appendix IV) SITE CHARACTERISTICS Existing Land Use: Single family dwelling to be retained.
Staff Report to Council File: 7911-0033-00 Planning & Development Report Page 4 Adjacent Area: Direction Existing Use OCP/NCP Designation North: Single family dwellings. Urban/Urban Single Family Residential East: Single family dwelling. Urban/Urban Single Family Residential South (Across 68 Avenue): Single family dwellings. Urban/Urban Single Family Residential West: Single family dwellings. Urban/Urban Single Family Residential Existing Zone RF RA RF RF DEVELOPMENT CONSIDERATIONS Background The subject property is located on the north side of 68 Avenue, between 149 Street and 150 Street in East Newton. The site is designated "Urban" in the Official Community Plan (OCP) and "Urban Single Family Residential" in the East Newton South Neighbourhood Concept Plan (NCP). The subject property is currently zoned "One Acre Residential" (RA). A previous application located to the immediate west of the subject property was completed on November 28, 2006 (7904-0076-00). This application is similar to the current proposal: the property was rezoned from RA to RF, and the lot was subdivided from one to two lots, with the existing dwelling retained. The lot where the existing dwelling is being retained has the potential to further subdivide into two lots. Two other applications located north of the subject property have been completed in 2011. (No. 7909-0205 and No. 7909-0213). These applications involved rezoning to RF and each property were subdivided into three single family lots. Proposal The applicant is proposing to rezone the site to "Single Family Residential" (RF) to allow subdivision into two single family lots, while retaining the existing dwelling. The proposed RF Zone is consistent with the designations in the Official Community Plan (OCP) and the East Newton South Neighbourhood Concept Plan (NCP). Subdivision Layout Both proposed lots conform to the minimum requirements of the RF Zone in terms of lot area, width and depth. They range in size from 646 square metres (6,953 sq. ft.) for Lot 2 to 1,294 square metres (13,928 sq. ft.) for Lot 1. Lot 1 is 31.5 metres (103 ft.) wide and Lot 2 is 15.7 metres (51 ft.) wide (Appendix II). The applicant is proposing to retain the existing dwelling on Lot 1. Total floor area of the existing dwelling is 230 square metres (2,476 sq. ft.), and meets all setback requirements of the RF Zone.
Staff Report to Council File: 7911-0033-00 Planning & Development Report Page 5 Lot 1 is of sufficient size to subdivide further into two lots should the existing dwelling ever be moved or demolished. The applicant is proposing to dedicate 1.942 metres on 68 Avenue. A 0.5 metre statutory right-of-way is also required along 68 Avenue (Appendix III). Proposed Lots 1 and 2 will front onto and take access from 68 Avenue. Access to Lot 1 will remain in its current location until further subdivision. If Lot 1 subdivides further, access will be required from the lane; this requirement will be secured with a Restrictive Covenant. It is noted that one tree is marked for preservation at the north end of Lot 1 (Tree #141) and deferring lane construction until further subdivision will enable its survival in the interim; it is a Weeping Willow in moderate/poor condition, and is likely to be located inside future driveway locations. Future servicing and lane construction are also likely to encroach upon the root protection zone of the tree (Appendix VII). Access to Lot 2 will be taken from 68 Avenue, to facilitate preservation of two protected trees at the north end of Lot 2. Building Scheme and Lot Grading The applicant for the subject property has retained Mike Tynan as the Design Consultant. The Design Consultant conducted a character study of the surrounding homes and based on the findings of the study, proposed a set of building design guidelines (Appendix V). The dwelling to be retained does not require exterior upgrades, but any major renovations to the structure will be required to be compatible with the surrounding neighbourhood character. In-ground basements are proposed based on the lot grading and tree preservation information that was provided by the applicant. Basements will be achieved with minimal cut or fill. The information has been reviewed by staff and found to be generally acceptable. Tree Preservation Dave Andermatt prepared the Arborist Report and Tree Preservation/Replacement Plans. They have been reviewed by the City's Landscape Architect and deemed acceptable to proceed; minor changes may be required prior to PLA issuance. The Arborist Report indicates there are 10 mature trees on the subject property. The report proposes the removal of one tree, a Douglas Fir assessed as potentially hazardous due to poor crown structure. 9 trees will be retained; 5 on proposed Lot 1, and 4 on proposed Lot 2. No replacement trees are proposed to be planted given a total of nine (9) trees will be retained on site.
Staff Report to Council File: 7911-0033-00 Planning & Development Report Page 6 Tree Species Summary Tree Species Total No. of Trees Total Retained Total Removed Cedar 1 1 0 Douglas Fir 2 1 1 Falsecypress 6 6 0 Weeping Willow 1 1 0 Total 10 9 1 Under Tree Protection By-law (16100), tree replacement is required at specified ratios. Protected trees are to be replaced at a ratio of 2:1, while alder and cottonwood trees are to be replaced at a ratio of 1:1. As no alder and cottonwood trees are proposed to be removed, and 1 other tree is to be removed, a total of two (2) replacement trees would be required for this application. No replacement trees are proposed. Under the requirement of the Tree Preservation By-law, this will result in a replacement deficit of two (2) trees, and monetary compensation of $600.00 at $300.00 per tree is required. DISCUSSION The proposed rezoning and subdivision is compatible with the development pattern established in the surrounding area, and are in accordance with the land use designations of the OCP and the East Newton South NCP. PRE-NOTIFICATION Pre-notification letters were sent out on August 17, 2011 and staff received no response. INFORMATION ATTACHED TO THIS REPORT The following information is attached to this Report: Appendix I. Appendix II. Appendix III. Appendix IV. Appendix V. Appendix VI. Appendix VII. Lot Owners, Action Summary and Project Data Sheets Proposed Subdivision Layout Engineering Summary School District Comments Building Design Guidelines Summary Summary of Tree Survey and Tree Preservation Tree Location and Protection Plan original signed by Nicholas Lai Jean Lamontagne General Manager Planning and Development NA/kms \\file-server1\net-data\csdc\generate\areaprod\save\5075495056.doc. 4/19/12 11:10 AM
Page 1 APPENDIX I Information for City Clerk Legal Description and Owners of all lots that form part of the application: 1. (a) Agent: Name: Kenneth G Semenoff Address: 22318-51 Avenue Langley BC V2Y 2V2 Tel: 604-514-7567 2. Properties involved in the Application (a) Civic Address: 14941-68 Avenue (b) Civic Address: 14941-68 Avenue Owners: Jacquiline Smith Cory D Smith PID: 001-936-891 Lot 25 Section 15 Township 2 New Westminster District Plan 23123 3. Summary of Actions for City Clerk's Office (a) Introduce a By-law to rezone the property. \\file-server1\net-data\csdc\generate\areaprod\save\5075495056.doc. 4/19/12 11:10 AM
SUBDIVISION DATA SHEET Page 2 Requires Project Data Proposed GROSS SITE AREA Acres 0.5 Hectares 0.2 NUMBER OF LOTS Existing 1 Proposed 2 SIZE OF LOTS Range of lot widths (metres) 15.75 31.5 Range of lot areas (square metres) 677 1355 DENSITY Lots/Hectare & Lots/Acre (Gross) 1.6/4 Lots/Hectare & Lots/Acre (Net) 1.6/4 SITE COVERAGE (in % of gross site area) Maximum Coverage of Principal & 48 Accessory Building Estimated Road, Lane & Driveway Coverage 2 Total Site Coverage 50 PARKLAND Area (square metres) n/a % of Gross Site n/a Required PARKLAND 5% money in lieu NO Proposed Zoning: RF TREE SURVEY/ASSESSMENT MODEL BUILDING SCHEME HERITAGE SITE Retention BOUNDARY HEALTH Approval DEV. VARIANCE PERMIT required Road Length/Standards Works and Services Building Retention Others YES YES NO NO NO NO NO NO \\file-server1\net-data\csdc\generate\areaprod\save\5075495056.doc. 4/19/12 11:10 AM
SCHOOL DISTRICT #36 (SURREY) Monday, August 29, 2011 Planning THE IMPACT ON SCHOOLS APPLICATION #: 11 0033 00 SUMMARY The proposed 2 single family lots are estimated to have the following impact on the following schools: Projected # of students for this development: Elementary Students: 1 Secondary Students: 0 School Enrolment Projections and Planning Update: The following tables illustrate the enrolment projections (with current/approved ministry capacity) for the elementary and secondary schools serving the proposed development. Capacity in the table below includes modular complexes at T.E. Scott with capacity of 100 and Frank Hurt with capacity of 150. It is noted that when Chimney Hill Elementary School opened in 2001 there was a major enrolment move, leaving surplus capacity available at T. E. Scott for future growth. Enrolment has slowly increased with new housing over the last few years, and this trend is expected to continue until the ultimate residential build out for the NCP is achieved. An addition to T.E. Scott is identified in the 2006-2010 Five Year Capital Plan for funding approval in 2009/2010. There are no capital projects identified for Frank Hurt Secondary. The proposed development will not have an impact on these projections. T. E. Scott Elementary 600 500 400 300 200 Enrolment Capacity 100 September 2008 Enrolment/School Capacity 0 T. E. Scott Elementary 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 Enrolment (K/1-7): 54 K + 354 Capacity (K/1-7): 40 K + 275 Frank Hurt Secondary Frank Hurt Secondary Enrolment (8-12): 1207 Capacity (8-12): 1250 Projected cumulative impact of development in the last 12 months (not including the subject project) in the subject catchment areas: 1600 1400 1200 1000 800 600 Enrolment Capacity Elementary Students: 84 Secondary Students: 57 Total New Students: 141 400 200 0 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014